HomeMy WebLinkAbout2007-06-12 - AGENDA REPORTS - MC 04-325 HMNMH MP (2)PUBLIC HEARING
DATE:.
SUBJECT:
DEPARTMENT:
Agenda Item:
CITY OF SANTA CLARITA
AGENDA REPORT
Lisa Hardy
City Manager Approval:
Item to be presented by:
June 12, 2007
MASTER CASE 04-325, HENRY MAYO NEWHALL MEMORIAL
HOSPITAL MASTER PLAN
Community Development
PURPOSE & AGENDA OF MEETING
The formal public hearing process before the Santa Clarita City Council for the Henry Mayo
Newhall Memorial Hospital (HMNMH) Master Plan will begin this evening. At this meeting,
the City Council will receive multiple presentations on the proposal and extensive public
testimony. Specifically, the agenda for tonight's public hearing on the HMNMH Master Plan
will include the following components:
1. The City Council will first receive a three-part presentation from City staff on the project
components to include a presentation by Kurt Salmon Associates regarding the findings of.
the independent study.
2. Staff s presentation will be followed by a presentation from the HMNMH applicant team.
3. The formal presentations will be followed by testimony from the public, both in support of
and in opposition to the master plan proposal.
4. Following public testimony, the City Council will have an opportunity to ask questions of
staff and the applicant team and provide direction to staff on various aspects of the proposal.
It is expected that the public hearing will be continued to the June 26, 2007, City Council
meeting. For the June 26th meeting, staff will be prepared to report on any follow-up items or
direction received by the City Council at tonight's hearing. Action items that require additional
time may be presented at the July 10, 2007 City Council meeting, if needed.
ContinuedToiab, ata, C%+e CSG►
BACKGROUND
Planning Commission Action
The HMNMH Master Plan was first presented to the Planning Commission on July 19, 2005,
with a site tour, and the public hearing process commenced on October 18, 2005. After two site
tours and seven public hearings on the item, final action was taken by the Planning Commission
on February 6, 2007. In a 3-2 vote, the Planning Commission made a recommendation of
approval to the City Council for a revised Master Plan project and certification of the Final
Environmental Impact Report. The Planning Commission's action included the condition that, if
the independent study demonstrates that the revised project's hospital space necessitates the
proposed level of medical office space for a viable hospital campus, that the City Council support
the revised master plan as currently proposed; or, if the independent study states that the level of
medical office space exceeds that which is needed for hospital operations, the City Council
consider a reduction in the amount of medical office space.
Also, the Planning Commission voted 5-0 to deny the request for the Development Agreement
based on the fact that there were no clear benefits to the City above and beyond what would be
provided by the increased level of medical service provided through the HMNMH Master Plan.
The Commission's action on the Development Agreement was a final action; therefore, this
specific entitlement is on appeal to the City Council by HMNMH.
New Reduced Master Plan Project Proposal
Since the Planning Commission process completed in February 2007, discussions have continued
to take place between the HMNMH applicant team, the community, and the City. In response,
the HMNMH applicant team submitted a letter to the City dated May 10, 2007, requesting that
the City Council consider a new reduced master plan project which eliminates all medical office
buildings and hospital buildings from the Build -out Phase of the Master Plan. The table below
shows the project's progression and reductions in square footage that have occurred through the
process.
* The net new square footage totals include existing building space to be removed.
** Parking structures are not reflected in the square footage totals listed above.
*** The +/-10,000 sq. ft. central plant is reflected in the hospital space totals above.
Master Plan Concept A New Entitlement Approval Package
Entitlements & CEOA Compliance
The new reduced project limits the Master Plan to the buildings, structures and other site
modifications originally included in Phase 1 and Phase 2 of the proposal, only. The third phase,
or Build -out Phase, of the project is removed from the HMNMH Master Plan. If at such future
time during the term of the Development Agreement, the applicant decided to proceed with an
additional phase, in addition to other entitlements, an amendment to the HMNMH Master Plan
requiring CEQA analysis and City Council approval would be required. CEQA analysis would
be necessary to fully understand the environmental conditions at the time, what impacts may
result, and what mitigation measures are appropriate.
For the Master Plan proposal before the City Council, the Statement of Overriding
Considerations, then, would continue to be focused on the environmental impacts resulting from
implementation of Phase 1 and 2 facilities.
Master Plan
The HMNMH Master Plan grants a long-term approval for a series of improvements to occur on
the existing hospital campus. The Master Plan is a way to ensure the orderly, efficient, long-term
growth and evolution of a campus facility where daily operations are compatible and interrelate
with one another. This planning tool helps to avoid uncoordinated, piecemeal development and
the need to demolish facilities to construct new buildings in the future. Building square footage,
Total Net
Hospital
Medical
Total Square
New Square
Space***
Office Space
Footage at MP
Footage*
Completion**
Original MP
583,619 sq. ft.
322,839 sq. ft.
290,000 sq. ft.
916,611 sq. ft.
Project
(w/ 5 parking
structures)
PC MP Project
504,219 sq. ft.
322,839 sq. ft.
200,000 sq. ft.
837,211 sq. ft.
Recommendation
(w/ 5 parking
structures)
Reduced MP
327,363 sq. ft.
135,363 sq. ft.
200,000 sq. ft.
660,355 sq. ft.
Project
(w/ 4 parking
structures)
* The net new square footage totals include existing building space to be removed.
** Parking structures are not reflected in the square footage totals listed above.
*** The +/-10,000 sq. ft. central plant is reflected in the hospital space totals above.
Master Plan Concept A New Entitlement Approval Package
Entitlements & CEOA Compliance
The new reduced project limits the Master Plan to the buildings, structures and other site
modifications originally included in Phase 1 and Phase 2 of the proposal, only. The third phase,
or Build -out Phase, of the project is removed from the HMNMH Master Plan. If at such future
time during the term of the Development Agreement, the applicant decided to proceed with an
additional phase, in addition to other entitlements, an amendment to the HMNMH Master Plan
requiring CEQA analysis and City Council approval would be required. CEQA analysis would
be necessary to fully understand the environmental conditions at the time, what impacts may
result, and what mitigation measures are appropriate.
For the Master Plan proposal before the City Council, the Statement of Overriding
Considerations, then, would continue to be focused on the environmental impacts resulting from
implementation of Phase 1 and 2 facilities.
Master Plan
The HMNMH Master Plan grants a long-term approval for a series of improvements to occur on
the existing hospital campus. The Master Plan is a way to ensure the orderly, efficient, long-term
growth and evolution of a campus facility where daily operations are compatible and interrelate
with one another. This planning tool helps to avoid uncoordinated, piecemeal development and
the need to demolish facilities to construct new buildings in the future. Building square footage,
building height and orientation, vehicular and pedestrian circulation, on-site parking, and
landscaping are major development components that can be determined through a master plan.
Development of 10- 20- and 25 -year master plans is a typical exercise for educational, medical
and corporate campus settings.
The City established the Master Plan entitlement through the 2004 Unified Development Code
amendments in anticipation of several projects that could benefit from this planning tool. City
staff encouraged the HMNMH applicant team to consider applying for consideration of a Master
Plan following their initial application for a Conditional Use Permit in August 2004. In response
to staff s encouragement, the HMNMH applicant team modified their entitlement request in early
2005 to include the Master Plan along with the Conditional Use Permit.
New Approach to Development Agreement
Planning Commission's Determination
As stated earlier in this agenda report, the Planning Commission denied the applicant's request
for a Development Agreement, finding that the Agreement did not provide a clear and substantial
public benefit above and beyond the provisions of the proposed project and the conditions,
mitigations and requirements tied to implementation. The intent and purpose of a Development
Agreement is to achieve a higher level of public improvement and benefit beyond what can be
accomplished by mitigating the development's impact through conditions of approval. The
Commission determined that, specific to this master plan project, all of the public benefits and
improvements were being required via the conditions of approval and, therefore, a Development
Agreement was not needed in order for the City to obtain these benefits.
Opyortunity for New Development Agreement
As part of the City Council's consideration of the proposed project, the Council may wish to
entertain a revised Development Agreement that incorporates measures to control the timing and
sequencing of facilities and improvements, both on-site and off-site. In this way, the
Development Agreement could be a tool available to the Council and a mechanism to negotiate
the delivery of enhanced medical services for the Santa Clarita community. As part of tonight's
public hearing, staff will seek direction from the Council regarding its interest in pursuing a
revised Development Agreement with the HMNMH applicant team, or if the Council wishes to
uphold the Planning Commission's denial of the Agreement in its present form. A revised
preliminary draft Development Agreement is available for the Council's review and discussion
purposes.
ENTITLEMENTS REQUESTED
Briefly, the entitlement requests before the City Council comprise the following:
1. A Master Plan is requested for the approval of a series of improvements on the HMNMH
campus. The applicant, Henry Mayo Newhall Memorial Hospital and G&L Realty, propose a
master plan to guide future development of the campus facilities. Approval of Master Plan
04-022 would allow the construction of the following facilities: one six -level inpatient
building (five levels above ground); three three-story medical office buildings; four
multi-level parking structures; reconfiguration of existing hospital space for 20 intensive care
unit beds; the demolition of the 8,000 square -foot Foundation building; construction of a
central plant facility and two helipads; and the removal of surface parking. A more detailed
description of the proposed facilities is provided later in this agenda report.
2. A Conditional Use Permit is requested to allow specific buildings and parking structures to
exceed 35 feet in height. Specifically, Medical Office Buildings 1, 2 & 3 would be 45.5 feet
to the top of the parapet and 51.5 feet to the top of the screen and roof access. Inpatient
Building A would be 85 feet to the top of the parapet and 100 feet to the top of the helipad
wind sock and elevator shaft. Parking Structure 1 would be 47 feet in height at the top of the
parapet, 49.5 feet to the top of the parking lot lights, and 60.5 feet in height at the top of the
helipad wind sock. Parking Structure 2 would range from 47 feet at the top of the parapet to
49.5 feet at the top of the parking lot lights. Parking Structure 4 would extend to 36.5 feet at
the top of the elevator shaft. Parking Structures 3 is below the 35' height limit and would not
be considered as part of the Conditional Use Permit.
3. A Development AQxeern is requested to allow for a maximum 20 -year implementation
period for the Master Plan. The Development Agreement request was denied by the Planning
Commission on February 6, 2007, and this action is now on appeal to the City Council.
4. Review and certification of the Final Program Environmental Impact Report and adoption of
a Statement of Overriding Considerations is requested for the project.
NEW REDUCED MASTER PLAN PROJECT
Existing Campus Facilities & Operations
Operational since 1975, HMNMH is a 230 -bed, full-service community hospital that provides
advanced life support services on 30.39 acres of land. Currently, HMNMH is the only hospital in
the Santa Clarita Valley and serves a population of more than 237,000 people in 680 square
miles, including the Interstate 5 corridor to Gorman. In 2006, the facility admitted more than
11,525 inpatients and recorded more than 72,247 outpatient visits. They currently employ
approximately 1,200 people, making it one of the largest employers in the region. The hospital
operates the only 24-hour Emergency Department in the Santa Clarita Valley, handling
approximately 42,000 patients annually.
In addition, the hospital is designated as a trauma center and receives patients from areas outside
the service area, especially during major injury events. Other services include inpatient and
outpatient surgery, woman's services, intensive care, definitive observation care, telemetry,
oncology service, acute and outpatient rehabilitation services, transitional care, digital breast
imaging, a behavioral health unit, a gastroenterology laboratory, and an outpatient infusion
center.
A number of medical office buildings, both on- and off-site, provide support to the hospital
facility. Currently, there are six existing medical office buildings, along with the foundation
building. To the northeast of the campus are two existing medical office buildings totaling
99,297 square feet, which use hospital services and provide hospital lease space within the
buildings. These buildings are off-site and not included as part of the master plan proposal.
Specifically, the existing 332,992 square foot HMNMH medical campus is comprised of the
following facilities:
1. The main hospital facility comprises approximately half of the on-site buildings with
146,000 square feet. There are 121 beds currently in this facility along with the
Emergency Department.
2. The Nursing Pavilion totals 63,800 square feet with 109 hospital beds and outpatient
facilities.
3. The Central Plant and basement facility comprise 16,989 square feet and include the
mechanical operations of the hospital in these two structures.
4. There are six medical office buildings on the western portion of the campus. These office
buildings comprise 89,081 square feet of floor area.
5. The Hospital Foundation currently occupies 8,000 square feet of modular office space on
the far western portion of the site.
6. A 9,122 square -foot hospital bridge is currently completing construction which will link
the main hospital building to the Nursing Pavilion.
All of the existing structures on the hospital campus range in height from one to three stories
with the highest structure measured at approximately 45 feet tall. The existing floor area ratio
(FAR) is 0.25:1. There are currently 972 surface parking spaces throughout the hospital campus
and approximately 43 percent of the site is landscaped. An at -grade helipad located at the rear
portion of the campus near the emergency room had been operational since 1975. Helipad
operations were discontinued in summer 2005 due to construction activities near the helipad site.
Proposed Campus Facilities
The project request before the City Council will increase the existing square footage of the
hospital campus from 332,992 square feet to 660,355 square feet, a 327,363 net square -foot
increase. Specifically, the entitlement request before the City Council includes the following
facilities:
New Hospital & Medical Office Buildings
1. A three-story, '80,000 square -foot medical office building (MOB 1) adjacent to the
intersection of Orchard Village Road and McBean Parkway. This building will be 45.5
feet in height to the top of the parapet and 51.5 feet to the top of the screen and roof
access;
2. A five -story (plus basement), 125,363 square -foot, 120 -bed inpatient hospital building
located in the central portion of the campus. This building will be 85 feet in height to the
top of the parapet and 100 feet in height to the top of the wind sock and elevator shaft.
This building will also include a rooftop helipad;
3. A three-story, 60,000 square -foot medical office building (MOB 2) along the westerly
portion of the site along the existing ring road. This building will be 45.5 feet to the top
of the parapet and 51.5 feet to the top of the screen and roof access; and
4. A three-story, 60,000 square -foot medical office building (MOB 3) along the westerly
portion of the site along the existing ring road. This building will be 45.5 feet to the top
of the parapet and 51.5 feet to the top of the screen and roof access.
Parking Structures
1. A six -level (five levels above ground), 750 -space parking structure (PS 1) along ' the
McBean Parkway frontage. The parking structure height will be 47 feet to the top of the
parapet, 49.5 feet to the top of the parking lot lights, and 60.5 feet to the top of the wind
sock. This parking structure will also include a rooftop helipad;
2. A six -level (five levels above ground), 579 -space parking structure (PS 2) in the
northwestern portion of the campus. The parking structure height will be 47 feet to the
top of the parapet and 49.5 feet to the top of the parking lot lights. A solid wall along the
western fagade of the parking structure will be provided prior to construction of Parking
Structure 3. Parking Structure 3 will connect directly to Parking Structure 2;
3. A four -level (three levels above ground), 278 -space parking structure (PS 3) in the
northwestern corner of the campus. The parking structure height will be 26 feet to the top
of the parapet, and 30 feet to the top of the parking lot lights. A solid wall along the
western fagade of the parking structure will be provided; and
4. A 4.5 -level (2.5 levels above ground), 439 -space parking structure (PS 4) to be located
along McBean Parkway between MOB 1 and PS 1. The parking structure height will be
26 feet to the top of the parapet, 30 feet to the top of the parking lot lights, and 36.5 feet
to the top of the elevator shaft.
Other HMNMH Campus Modifications
1. The reconfiguration of 9,770 square feet of current administration space in the existing
hospital building to accommodate 20 intensive care unit hospital beds. These hospital
administrative functions will move to Medical Office Building 1;
2. The demolition of the 8,000 square foot Foundation building to accommodate Medical
Office Building 3;
3. A 26 -foot -high, 10,000 square -foot central plant facility to be located just east
of Inpatient Building A and immediately adjacent to the facilities building; and
4. The elimination and reconfiguration of surface parking spaces. A total of 243 on-site
surface parking spaces will be provided.
On-site Parking
Existing on-site, surface parking spaces on the HMNMH campus total 972 parking spaces. As
part of the Conditions of Approval, the project is required to provide the appropriate number of
on-site parking spaces per the specifications of the Unified Development Code for hospital space
and medical office space. This will be accomplished with some surface parking (243 spaces) and
the construction of four parking structures, as listed above. The first 750 -space parking structure
will be located along McBean Parkway. Parking Structures 2 and 3 will be located in the
northwestern portion of the campus and will provide a maximum of 857 parking spaces. Parking
Structure 4 would provide 439 spaces. Required on-site parking is 2,152 spaces. With full
project implementation, 2,289 on-site parking spaces will be provided, to include 79 handicapped
parking spaces. Therefore, the project provides the required number of on-site parking spaces.
At the present time, the applicant has not requested that the parking structures be gated, which
would require approval of a Minor Use Permit.
Helipad Locations & Operations
Helipad History & Operations
An at -grade helipad located on the northeastern portion of the campus became operational with
the opening of the HMNMH in 1975. In recent years, helipad operations averaged 10 to 12
arrivals and departures per month (or 120 to 144 trips annually). Major helicopter service
providers that use the helipad for emergency transport operations include L.A. County Fire
Department, L.A. County Sheriffs Department, Mercy Air, and Ventura County Sheriffs
Department - Search & Rescue. Cal City Air Ambulance, who was among the operators using
the at -grade helipad in 2004, has since gone out of business.
The Los Angeles County Fire Department is the heaviest user of the hospital helipad, reporting a
total of 95 helipad operations in 2004. The Ventura County Sheriffs Department - Search and
Rescue report that they use the HMNMH helipad approximately 25 times per year. Many of
these trips are due to serious injuries that occur at the Hungry Valley Off -Road Vehicle Park
located off Interstate 5. The L.A. County Sheriffs Department reports that less than one
helicopter operation occurs at the HMNMH every month. This is due to the fact that L.A.
County Sheriffs Department flight operations occur mainly in eastern Los Angeles County and
primarily use the Huntington Memorial Hospital. Mercy Air operations occur primarily for
cardiac transport out of the Santa Clarita Valley during heavy freeway traffic periods and also to
Children's Hospital in Los Angeles. The HMNMH is now working toward the construction and
operation of a cardiac care unit as part of their existing hospital operations. This medical service
enhancement may reduce the need for air transport for cardiac patients in the future.
Present Conditions & Recent City Approvals
Currently, HMNMH is functioning without a helipad, a requirement to be considered a trauma
center by Los Angeles County. In September 2005, the at -grade helipad, which had been
operational since 1975, was made unusable by the construction of the State -required connection
between the main hospital building and the Nursing Pavilion, as well as the construction of the
emergency room addition. In December 2004, the Planning Commission approved the relocation
of the helipad to an above -ground structure adjacent to the emergency room. This elevated
structure was to be 34 feet in height and was to be temporary based upon the approval and
completion of subsequent patient buildings. The Minor Use Permit approval is valid until
December 2007. After input from OSHPD, the state agency that conducts hospital review, the
cost of the structure escalated to be cost prohibitive as a temporary structure and HMNMH
decided to explore other alternatives.
Master Plan Helipad Proposal
As part of the entitlement package, HMNMH is proposing to construct two separate above -grade
helipads. The first helipad would be constructed on the roof of Parking Structure I to be built
along McBean Parkway. With the parking structure slated to be one of the first facilities in
place, this would allow the resumption of emergency air ambulance service in the most time
efficient manner. A designated elevator would be constructed to transport patients from the
parking structure roof to the ground level where they would be transported by an on-site vehicle
around the ring road and into the hospital building. This near-term helipad location would be
approximately 250 feet from the nearest residence across McBean Parkway.
The second helipad location would be on the roof of Inpatient Building A, which is designed to
be approximately 85 feet high and approximately 350 feet from the nearest residence within the
Summit community. The placement of a helipad at this location would allow for the most
efficient transport to the emergency room as the roof would be equipped with a direct elevator
connection. This would be the ultimate location for the helipad.
HMNMH is requesting that the initial helipad to be built on Parking Structure 1 be allowed to
remain once the ultimate inpatient building helipad is constructed. This is for two reasons: to
keep a secondary helipad for use during a major disaster/emergency; and for use during future
construction activities on the hospital campus that may temporarily preclude use of the Inpatient
Building helipad due to aeronautical safety concerns. Outside of these two situations, both
helipads would not be operational at the same time.
Future Helipad Operations
Helipad operations are expected to increase from 10-12 trips per month to 15-17 trips per month,
as analyzed in the Program EIR. As explained above, the helipad would be located on a parking
structure initially, and ultimately on the inpatient building. There would be a slight increase in
helicopter -related noise from the noise levels measured during helicopter operations in 2004.
The EIR states that increase would be 1.5 dBA based on a 24 hour CNEL at the closest
monitoring site. This amount is not generally considered to be perceptible. In addition, the
placement of the helipad on top of the patient tower will reduce the length of each flight and
reduce the canyon effect, thereby reducing the amount of noise heard in the surrounding
neighborhood. Therefore, the EIR concludes that the impacts of the helipad are considered less
than significant.
Master Plan Phasing
Several phasing plans have been presented throughout the course of the entitlement process for
the HMNMH Master Plan. Staff has worked with the applicant team to reduce the size of the
master plan proposal and to eliminate confusion as it relates to phasing. With the new reduced
Master Plan, the distinction between Phase I and Phase 2 becomes less relevant. Instead, the
sequencing of improvements and facilities throughout project implementation can best be
regulated through a revised Development Agreement and Conditions of Approval for the Master
Plan. These options are discussed later in this agenda report.
Architecture — McBean Parkway Frontage
The applicant and their architects have worked with staff for several months to enhance the
architecture of the initial structures to be built. After staff review, the plans were transmitted to
RRM Design Group, the City's architectural consultant, for their review. The design intent of
the Henry Mayo Newhall Memorial Hospital Master Plan is to be compatible with the
surroundings, while at the same time establishing a distinctive identity for the campus. The two
projects fronting McBean Parkway, Medical Office Building 1 and Parking Structure 1, employ
common design motifs to impart a unified look to the street edge.
The colors echo the earthy tones of the retail and commercial establishments further along on
McBean Parkway, with the use of a darker accent color for sun screens, stair towers, and an
entrance canopy. Both Medical Office Building 1 and Parking Structure 1 are articulated in such
a way as to set up vertical rhythms that express the structure and break up the lengths of the
buildings. The use of elements such as sun screens give a sense of depth and impart a human
scale while adding visual interest. The color palette and materials for Medical Office Building 1
(exterior plaster finish with curtain -wall cladding) strive for a timeless, yet contemporary,
quality.
In relation to the parking structure, the consultant provided a number of recommended changes
including: modifications to the color palette to allow for better buffering with landscaping;
emphasis on the horizontal lines; changes to the color of the arbor structure; and the insertion of
mullion -like structures to mimic windows.
Landscaping
Currently, 43 percent of the project site is landscaped with mature vegetation. The parking areas
contain a large amount of sycamore trees while the slope that separates the hospital campus from
the Valencia Summit community is planted with pine trees. The applicant is not proposing to
remove any of the landscaping outside of the rear access road and will retain this landscape
buffer. However, within the project area, a number of trees would be removed, including several
trees along the McBean Parkway frontage for traffic improvements. The applicant proposes to
replace a number of the trees on-site and any reconfigured surface parking areas would meet the
City standards for parking field landscaping. Existing mature trees that will screen parking lots
and parking structures are retained wherever possible. Along the western property line, adjacent
to the Village North homes, the applicant will plant additional trees within four months of project
approval so that the trees can begin to establish themselves prior to construction occurring in that
area.
Green screens at Parking Structure 1 will be provided to accentuate and carry over the vertical
rhythms of Medical Office Building 1, while softening the impact of the fagade along McBean
Parkway. Landscaping will further soften the impact of massing. On McBean Parkway, the
existing Liquidambar are supplemented with Canary Island Pines to provide a tall narrow
screening tree adjacent to the proposed parking lot and parking structure.
Small flowering accent trees, such as Flowering Plums, are used at corners and entries to define
these areas. Deciduous London Plane Trees are used along interior streets to create a uniform
edge and visibility to the facilities to facilitate way finding. Evergreen Elms are used as a canopy
tree in parking lots to provide shade.
CEQA Findings & Impact Mitigation
The Draft Final Program Environmental Impact Report includes: (1) an analysis of potential
impacts across 17 environmental areas; (2) agency comments and responses to comments
throughout the course of the public hearing process to date; (3) the Mitigation Monitoring and
Reporting Program; and, (4) an errata to the Final EIR reflecting the reduced master plan
proposal and other minor revisions to the impact analysis sections. All mitigation measures
across the environmental categories for short-term, long-term and cumulative impacts are listed
in the Mitigation Monitoring and Reporting Program. With the exception of the four areas listed
below, the EIR concluded that all remaining environmental impact areas either had no impact or
could be reduced to a less -than -significant level with mitigation measures.
Statement of Overriding Considerations (SOC)
The CEQA analysis determined that impacts would occur in four environmental categories that
could not be reduced to less than significant level. These include: Aesthetics, Light and Glare;
Traffic and Circulation; Air Quality; and Solid Waste. The four categories are further described
below:
L Aesthetics, Light, and Glare: Project implementation will result in long-term, project -related
visual impacts due to intensification of on-site development to include multi -story buildings
and parking structures in areas currently used for surface parking. The project will change
the view of the site from surrounding properties, and contribute to cumulative aesthetics,
light, and glare impacts from intensification of urban development in the area.
NOTE: With the current Master Plan proposal, all buildings would be three stories in height,
with the exception of the five -story (plus basement) Inpatient Building A located in the
central portion of the campus. Throughout the Planning Commission hearing process,
additional measures were taken to further mitigate the change from surface parking to
buildings and parking structures throughout the campus. Additional building setbacks,
increased height step -backs, overall reduced building heights, and building forms designed to
blend with the surrounding terrain to the maximum extent possible were incorporated.
However, the change from no development to development, in and of itself, cannot occur
without a visible alteration to the HMNMH campus environment, warranting a statement of
overriding considerations.
2. Traffic and Circulation: Two off-site traffic -related impacts at specific locations cannot be
immediately addressed through project implementation. These include (1) project -level
(Phase 2) and cumulative impacts to the eastbound approach at the McBean Parkway/Orchard
Village Road intersection; and (2) project -level impacts to the westbound and eastbound
approaches at the Valencia Boulevard/Magic Mountain Parkway intersection. More
specifically, a right -turn lane is needed at the McBean Parkway/Orchard Village Road
intersection which requires additional right-of-way. Acquisition of additional right-of-way is
physically precluded by an existing single-family residential neighborhood.
NOTE: The Town Center East Expansion Project, which is currently before the Planning
Commission and is scheduled for final action by the Commission in July 2007, is required to
complete the Valencia Boulevard/Magic Mountain Parkway intersection improvements as
part of its conditions of approval. Therefore, although the SOC for the HMNMH Master
Plan project will continue to list this intersection as unmitigated, this improvement will occur
through a separate development.
3. Air Oualit : Short-term impacts would occur during construction associated with
construction -related emissions that exceed the SCAQMD significance thresholds for NOx and
PMio during site grading, NOx during peak -day construction activities and ROC during
architectural coating application activities. Also, project -level impacts would occur related to
consistency with the most recently adopted SCAQMD Air Quality Management Plan.
4. Solid Waste: Short-term impacts would occur during construction, as well as long-term
project -level and cumulative impacts associated with sending more solid waste to Los
Angeles County landfills, further limiting their finite capacities.
The positive impacts of project implementation that the Council could weigh as part of its
consideration of overriding factors that justify implementation of the HMNMH Master Plan
include:
• Needed medical facilities to meet HMNMH's share of the projected medical service needs in
the Santa Clarita Valley for the next 20 years. The proposed expansion would allow for
additional hospital beds, additional technologies and medical service capabilities on -campus,
increased specialties and number of physicians on-site, and increased safety and accessibility
for emergency air transport operations.
• Ability of the HMNMH to maintain its status as a trauma center with the provision of an
on-site helipad.
• Creation of 385 new permanent employment positions, which will help balance the ratio of
jobs -to -housing in the Santa Clarita Valley.
• Enable HMNMH to maintain its competitiveness, and therefore its viability, in the market for
medical care. Whether or not a second hospital locates in the Santa Clarita Valley at a future
time, it is critical that HMNMH remain highly competitive as it creates a higher standard of
medical services provided within the Valley. Accessible and enhanced medical care is a
major factor in the overall quality of life that a community offers its residents.
KSA INDEPENDENT STUDY FINDINGS
Scope of Work
The City Council commissioned an independent study in April of 2007 to study whether the
proportion of the medical building space to hospital space, as proposed with the HMNMH
Master Plan, is appropriate. In addition, as part of its recommendation, the Planning
Commission requested that, as part of the independent study, that any medical service provider /
facility contacted as part of the study be asked if their group has plans to locate within the Santa
Clarita Valley in the future. Kurt Salmon Associates (KSA), the consulting firm selected to
conduct the analysis, has prepared a report titled Master Facility Plan Review — Henry Mayo
Newhall Memorial Hospital (attached) with their findings regarding the proportionality of the
proposed hospital space and medical office space.
Also, as part of KSA's scope of work, inquiries were made of other medical care providers in the
Southern California region regarding their plans or 'intent to establish a facility in the Santa
Clarita Valley. This information is not part of the Master Facility Plan Review, but will be
presented during KSA's presentation to the City Council.
Conclusions & Expert Opinions
A detailed consultant presentation will be provided at tonight's City Council meeting. In short,
KSA made the following key conclusions on page 18 of their report regarding the revised
HMNMH Master Plan proposal:
1. The scale of the project is appropriate with respect to the number of inpatient beds given
expected market demand and hospital strategic goals through 2025.
2. The facility expansion plan does not provide enough hospital space for inpatient services
given the number of inpatient beds and current planning standards. If this is not addressed
adequately, the competitiveness of the hospital may be impacted.
3. The planned medical building space is appropriate given the strategic plans of the
organization:
• Projected growth and increasing competition will require a larger medical staff on
campus. A medical building will ease their recruitment.
• Relocating administrative services out of more expensive hospital space is an appropriate
and common strategy.
• Centers of Excellence initiatives are an important strategy component in today's
competitive health care market.
At completion of the HMNMH Master Plan, 289,081 square feet of medical office space will be
available on the project site. Based on information provided by HMNMH, KSA considered two
key variables in making its findings: (1) HMNMH will occupy 89,000 square feet of on -campus
medical office space for administrative purposes; and (2) the Centers for Excellence will occupy
61,400 square feet of on -campus medical office space for cardiac services, orthopedic and spine
care, a cancer center, women's services, and imaging. Added together, 150,400 square feet of
medical office space would be used for services other than private physician practices. KSA
concludes that if 150,000 square feet is used for the administrative functions and Centers for
Excellence services identified above, then the campus will be just shy (3,550 square feet) of
accommodating 20 percent of HMNMH physicians on the campus. This is less than the 21
percent of HMNMH physicians currently accommodated on the campus.
DEVELOPMENT AGREEMENT
Santa Clarita Community Benefits & Assurances
Following the Planning Commission's denial of the Development Agreement and the applicant's
appeal of this matter to the City Council, City staff has drafted with the HMNMH applicant team
a new preliminary draft Development Agreement (attached to this agenda report) that the City
Council may use for discussion purposes during the course of the public hearing process. The
HMNMH applicant team has also reduced the term of the requested Development Agreement
from a maximum of 25 years to 20 years. Modifications have also been made to the draft
document to provide greater benefit to the Santa Clarita community, which are above and beyond
the benefits provided directly through implementation of the Master Plan. The Development
Agreement is also a mechanism to control the sequencing of on- and off-site improvements and
to further restrict the on-site uses to target the community's needs., Generally, the topics include:
• Expanded medical services tied to specific buildings with an implementation timeframe;
• Completion of all Traffic Mitigation Improvements prior to the issuance of the first
.building Certificate of Occupancy;
• Restrictions on uses and tenants for the medical office buildings;
• Requirements for hospital usage of medical building space;
• Control on the sequencing of on-site improvements;
• Requirements for a parking study following the occupancy of buildings to determine
whether on-site parking needs are met and whether Parking Structure 4 is required; and
• Continued participation by HMNMH on the TCU Committee and contribution of funds to
support the siting and construction of a TCU facility.
Specific medical services that will be secured through the Development Agreement include:
• Intensive care bed expansion by 50 percent in an improved critical care center;
• Neonatal intensive care services;
• Women's services unit;
• Inpatient operating room capacity expansion by 50 percent;
• Additional post coronary care private rooms to complement interventional cardiac
services;
• Expansion of post-surgical care services with additional private room accommodations;
and
• Replacement and expansion of campus educational and training facilities for HMNMH
staff and community health education.
HMNMH & G&L Valencia, LLC Benefits
The Development Agreement would provide HMNMH with certainty of the development rights
for a major physical addition to the hospital. This certainty is necessary to improve access to
capital for HMNMH as it approaches full project financing for the inpatient building. The
certainty provided by the Development Agreement will help HMNMH in securing tax-exempt
financing for this facility. More specifically, the Development Agreement has the potential of
improving HMNMH's rating, which in turn can help to lower the interest rate and premium for
insurance. Increasing HMNMH's ability to secure financing for medical care facilities directly
benefits the Santa Clarita Valley community as it will allow expanded medical services to
become available within a more expeditious timeframe.
COMMUNITY CONCERNS
Major Issues
During the Planning Commission public hearing process on the Master Plan proposal, a number
of residents voiced concerns over the project. One grassroots organization, Smart Growth SCV,
was formed by residents of the Summit neighborhood with the issues of the HMNMH Master
Plan as its focus. The issues raised by Smart Growth SCV and other Santa Clarita residents
include: building height and massing; helicopter and ambulance siren noise; vehicular traffic
along McBean Parkway and through the Summit neighborhood; eminent domain; the
Development Agreement; over -building of medical office space; and, the relationship between
HMNMH and G&L Realty. Residents of the Canyon Country community have also expressed
concern over the need for a full-service hospital on the eastern side of the Santa Clarita Valley.
Response to Issues Raised
The site plan modifications made throughout the course of the public hearing process and the
recent square footage reductions to the Master Plan are significant. The square footage of the
expansion has been reduced from 583,619 square feet (as originally proposed and analyzed in the
Draft EIR) to 327,363 square feet, which is a reduction of 256,256 square feet. The project now
entails the construction of four buildings and four parking structures, with a 10,000 square -foot
central plant, over a 20 -year period of time. In addition, only one of the four buildings exceeds
three stories in height and is located in the central portion of the hospital campus. Other
modifications related to building height step -backs from the western property edge, increased
horizontal building pad setbacks, and design modifications and landscaping to provide buffers
and reduce noise, light and glare impacts directly address the building height and massing
concerns of surrounding residential neighborhoods.
The City Council commissioned an independent study to evaluate the proportionality of medical
office space to hospital/inpatient space in response to the public's concerns regarding the mix of
building types and uses proposed for the hospital campus. The results of this analysis are
described earlier in this agenda report.
Also, all other operations -related impacts, including traffic, will be limited to those impacts
identified in Phases I and 2 of the Master Plan only. All Build -out Phase impacts will not occur
with the reduced HMNMH Master Plan proposal.
Transitional Care Unit (TCU) Issue
The Santa Clarita Valley's Transitional Care Unit facility (TCU) is located in the Nursing
Pavilion Building within the Henry Mayo Newhall Memorial Hospital campus. The TCU has
been there for many years, which is a skilled nursing facility that provides 24-hour medical care
for Santa Clarita residents, including seniors that have had surgery or other types of procedures
that require additional non-acute assistance from medical personnel. The TCU is not part of the
Hospital's acute care facility but an additional separate facility for those who are too well to be in
the care of the Hospital's acute care facility, but are not well enough to go home or be in an
outpatient care facility.
In order to meet the medical care demands of the Santa Clarita Valley, HMNMH needs to
upgrade the existing TCU beds to acute care standards to serve the Valley's growing acute care
needs. There is great community sensitivity to this conversion as the transitional care service
needs cannot be currently met in the Santa Clarita Valley. Thus, in 2006, the City Council
formed the Transitional Care Unit Committee that involves Councilmembers, citizens, business
professionals and community leaders. HMNMH has been supporting the task force with
membership by the Hospital CEO, two Hospital board members, and two Hospital foundation
board members. The TCU Committee has meet regularly and is actively working with private
skilled nursing home business owners to find a new location for a transitional care unit facility.
As part of the Development Agreement for the HMNMH Master Plan, HMNMH would commit
$250,000 to assist the TCU Committee to determine the feasibility, siting and construction of a
new facility in the Santa Clarita Valley.
STAFF RECOMMENDATION / SUMMARY WRAP-UP
For the reasons stated in the KSA report, it is important that the City not preclude the ability for
future City Councils to consider additional hospital facilities on the HMNMH campus. It is
appropriate that there be flexibility to consider expansion(s) in the future as the community's
medical needs evolve over time. Therefore, staff supports the current massing and positioning of
the proposed buildings and parking structures, including the height of the five -story inpatient
building as this configuration is operationally superior to a building layout that is more horizontal
in form. It is appropriate that the City Council's right is preserved to judge the circumstances of
any hospital expansion in the future. To support a campus configuration today that maximizes
the coverage of the buildable area and restricts building height to three stories or less is
short-sighted and not supported by staff. Therefore, staff recommends that the City Council
approve the requested conditional use permit for building heights in excess of 35'.
Also, assuming that the City Council moves forward with a 20 -year Development Agreement
and, if during this time period the HMNMH wishes to request an augmentation to the Master
Plan, in addition to all other entitlements the City Council will need to review a request for a
Master Plan Amendment. This process will involve both the Planning Commission and the City
Council, require a full CEQA analysis to ascertain the environmental conditions at the time, and
necessitate a public hearing process. The Council can be assured, then, that any proposed
increase in hospital campus facilities will be closely scrutinized by staff, the elected and
appointed officials, and the public if requested in the next 20 years.
Overall, staff finds that the level of campus development to occur over the course of a 20 -year
period is reasonable and that the benefits of providing an expanded and enhanced medical
campus to meet the medical service needs of the growing Santa Clarita Valley far outweigh the
short-term construction -related impacts and operational impacts. Therefore, staff recommends
that the City Council support the revised HMNMH Master Plan.
Staff also seeks the City Council's direction regarding the preliminary draft Development
Agreement. If the City Council wishes to pursue a Development Agreement with the applicant,
staff will return to the next City Council hearing on this matter with a revised document that
reflects the City Council's direction.
ALTERNATIVE ACTIONS
Direct staff to prepare documentation to deny the request for the revised HMNMH Master
Plan and uphold the Planning Commission's denial of the proposed Development
Agreement.
2. Request modifications to the HMNMH Master Plan proposal.
3. Any other action as determined by the City Council.
FISCAL IMPACT
No direct fiscal impacts, either positive or negative, to the City's General Fund are anticipated at
this time. However, the proposal is anticipated to generate 385 new permanent jobs in the City
of Santa Clarita.
ATTACHMENTS
KSA Master Facility Plan Review - May 31, 2007
HMNMH Master Plan Exhibits - June 12, 2007 available in the City Clerk's Reading File
Draft Final Environmental Impact Report May 31, 2007 available in the City Clerk's Reading
File
Development Agreement - October 10, 2006
Preliminary Draft Revised Development Agreement - May 2007
Full record of Planning Commission Materials available in the City Clerk's Reading File
NOTICE OF CONTINUED PUBLIC HEARING
CITY OF SANTA CLARITA
CITY COUNCIL
NOTICE IS HEREBY GIVEN that the City Council of the City of Santa Clarita, at its regular meeting held June
12, 2007, continued a public hearing on
ITEM 17 Henry Mayo Newhall Memorial Hospital and G&L Realty
23845 through 23929 McBean Parkway within the community of Valencia in the City of Santa
Clarita
MASTER CASE NUMBER MC 04-325
Master Plan/Conditional Use Permit 04-022
Development Agreement 06-001
A Master Plan and Conditional Use Permit are requested for the approval of a series of improvements on the
HMNMH campus. The applicant, Henry Mayo Newhall Memorial Hospital and G&L Realty, propose a master
plan to guide future development of the campus facilities. Approval of Master Plan 04-022 would allow the
construction of the following facilities: one six -level inpatient building (five levels above ground); three three-
story medical office buildings; four multi-level parking structures; reconfiguration of existing hospital space for
20 intensive care unit beds; the demolition of the 8,000 square -foot Foundation building; construction of a
central plant facility and two helipads; and the removal of surface parking. A Conditional Use Permit is
requested to allow specific buildings and parking structures to exceed 35 feet in height. A Development
Agreement is also requested by the applicant.
to June 26, 2007. The continued public hearing will be held at or after 6:00 p.m. in the Council Chamber at
23920 Valencia Blvd., Santa Clarita, California.
Dated this 13th day of June, 2007.
SHARON L. DAWSON, CITY CLERK
###############################################################
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA
SS. AFFIDAVIT OF POSTING
SHARON L. DAWSON, being first duly sworn, deposes and says that she is the duly appointed
and qualified City Clerk of the City of Santa Clarita and that on June 13, 2007, she caused the above notice to be
posted at the door of the Council Chamber located at 23920 Valencia Blvd., Santa Clarita, California.
SHARON L. DAWSON, CITY CLERK
Santa Clarita, California
PubHrg/contph.doc
L
._. p
E
m y.�r
FL s it:
Z Lot
A O c o
um m mom 000 m
LM m cr)N
y = U Q -
_ =
4. �
r
C(1)U
Cl)
E
Z
CL
U)
a
m
O
V
U
CL
co
�
O
>
°'
O
a
co
'�CL
>,
O
a
U
-�
C
d
E
m
O
N
O
O
O
C
Q=
O
C
'�
O
Qi
N
O
,co
U
Y
A
A
CL
to
E
A
U
C
aQmF-
LL
(j
•••0.00
r
AMA
V
O
L
an
L
w
cn
U
E
a?
c
CL
w
y
_
o
m
Lo
c�
o
(D
co
o
L U
Z
cc
U
a E
N »�
E
(D
U
C
C
_
a
o
D
3
0
E
O
o
cn
0 cc
.0
to
O
C
'�
N
C
M
U)
cn
0�
n
CM
A
°� Q,
0 CL.0N
Cc
3
o
cCL
=
Q a
N
U
U_
Y
A
A
•
N
v
0
CL
Q
Q
P,
..
�
.a
Q•
E
1j
CD
'tA
�
O
O
0
t
O
N
O
C
tC
o
U
2
+�.
a3
G'
O
Qo
O'
a
o
rn
-W
c
o
m
E
w-
ami m
�,
`�
-a
ca
y
-a
O
..
v,
.r
cc Cc
0
rn
m
E
E
E
c
O
c
aca
cc,
E
8
>_
8
_
O
N
w'' C
g
v-
V
a
to
C
(DC
O C
-0N
O
C
N
c
0)
«:Cc
C
tC
cc >'
c. 0]
O Q-
Q
to
CU
V
'�,
_
c
Cc)-
o
L
L
Stn
c
s
U)(n
'O
m
7
C
C 'a
CU C
,O
O
E
O
8
c
t0
E
c� Cc�
t
0
O
E
�
O
(D
M
E
m
0
4-
c
( D
c
E
m .a
�
a°
m
S.
c 3
o.c
C
;cA
eLID
o
o E
a
n c
�
(D
vo
aaa)
c
aeric
m0
.0
(N
E
c
o E.
°�
a(D a
�°
Q-
x
m
y
a
a_•c
ami
n°'
of
m
�o�
ca
��
o
cc
N
Q -E
Uo°
w
Qc
0.6
E
m
a�
WQ
A
A
d
A
A
A
A
■y
a
0
t�
n
a
R3
c
Q
ccL
N
C
^C
E
75
r-
!'
C
X
c
,�
co
`
o
a
W
m
rn
E
o
0
:Q
•�
0O
0
coO
.>X
c
W
z
Z
'0
co
U
W
CO
0
D
c
a
.-.
=
c
Y
y
-0
'r
N
a
O
c
Z
o
co
cr
o
o
.o
w
=
LU
co
m
v
:
U
M
y
CL
co
tsa�
0
Q
Coco
cn
coo
Q
c
m
E
cu
co
Z
0
0
CO
O
7
M
".'
WN
—
O
cN
C
_
'U
=
N
UCV
�
a3i�
��
cc
coc
U
3
04)
.r
a
M"o24-
`,'
0
to
CO
N
.�
0
E cu
0
_ x
_
2.
=
2
=
2
0
o0
0
>%
o
c�Z
02N
ZOZZ
2
o -o
mN
�':a
�
Q)
E..
=W=o=C==wi:O22U)
•
•
•
•
•
•
•
•
•
V
N
N
N
M C
LO '
:: cri cc
d M
ui
CL
EX
CL
O
M�
i
/1\ N
CO
M co
CD j� N
N
Q N -b �
0 m
aMsg
V
.Non
0
N �
CO
r
coo
O Mn
id T
N ca ca
_ v. m
Wo
a�0
N
® N C1
f0
Zgof0
C±N2M
M
N
LO
C)
N
C)
C)
N
LO
O
N
O
N
LO
O
O
N
E
u
aEE
(YL1 M
Y
0
F
0 0 0 0 0 0 0 0 0 0 0
r-
spas
o �M
N
I
N
O
N
O
N
N
.E
t
N
� N
N m
O
N
N
yy�
S
CL
a
f0
E
oll
L
cm
G
rrr.
N
U
ID
Li
co W
W
L-
cu40-
co co
Z
ca
m
.Q?
w
CDD
G
cc
0
a
Ll
in,
Wor
L -J
Q
cc
0
tm
C
J
a�
C
0
d'
E
O
rn
c
.cu
co
a�cci
C
cu
tm
N
0
s
cm
N
0
M
rn
cua
U
Lel
J
rn
co
-o
.�
,(D
N
U
O
cc
cc
75
CL
�a
+
o
L
rn
E
¢
0
O
L
.0
M
CL
L
11
y
cu
V
�
(�
Q=
$
N
3
L
ca
v
�
m
c
'o
a
M
Ncu
'�
N
CU
CU
Cco
ca
L
CV
c
0
0
CL
LL
Q
Q
O
0
cc
Q
■
■
in,
Wor
L -J
Q
cc
0
tm
C
J
a�
C
0
d'
E
O
rn
c
.cu
co
a�cci
C
cu
tm
N
0
s
cm
N
0
M
rn
cua
U
Lel
J
Ifufl
f7r
n
N
{h fD
CM(yV
H. O f0
r
N
0) M O
C7 4 ws
1p
4
N M M
�CO
ee��
t0
r r N
r
06
0) m 0)
O
CO�pp IA 1h��0pMppp
sr {h
M 4 N
10
N
J9
oil
r
Cl)
Fs
tl
O7 M O)01
e
O
�ON
a
m
J
91
* 'm
m
IL A
Sd
ad
S s
��
O
t0%M pp�����yyy
rCO
110
MN
ch M
O O ems"
O�O�.�y-tt0p
c)
Cl)
spy
S
O W OD
OpI
�N�
CO
rrN
OMf
Met
Eno
Ido
7
O M
a0 S Q
c0
c� 7
�Nfd
r
p�pp
ffVV
1z W
N
0)@7 O
I+
pp� pMp f7
M V'OV
N
M V If)
Q
"'
�Cl)
u�
N pppp a}
t�pp1
NN
CO
Ifufl
r r
n
N
H. O f0
r
N
0) M O
C7 4 ws
1p
4
N M M
O
r
O
a
J9
c
Fs
O
e
O
a
m
J
91
* 'm
m
IL A
Sd
ad
S s
��
L-A
Go
Igg�
�vsNR ..Nm amain memo .�-�i 'a6 i$
R^y l� o Asp
Ff •11ff N p b
�pmp Oxy pp, /.y, p App r Gyp py �j �y {� p r � O
N �1�� �1A I[l t^V M{7� OlA p�10{9005 m1AA�pA� E
� N4Dg X9vpf�1 ,
�N .� ♦mm m Nle t7tl
C6 46 C6
RN APR
RIO.'
N a Yf fV s r Pr t+! Yi 4616
of v mi v NN�N
1996
pC!V 11 (fpCvf �p Cl N Ui i vi of Yp
ham i�yC
IN $ l -mug
m
Li Li Li
Zs
� f•I 11 � r N fV V' O .� r m P! m m N N N
niir6a
m
c
e 6
yR y K $ _
c rn m o rn
cc
70 wc
-0 >% .caw o ca cc yo "-
a w (U v, 0� c 04- o— -c aD o 0
aS� m�aai� a ow N >0 o� c°c� c`a
it s' E c o o =0 ow
c cn^0 c�a c ° (D E yw
CD a� •S co Cl) a� rn a) - o E ... a�
rn
Z>> c$ m- o o E� r- U,9 6. CD 8 c �C`o
c
!ncccccv 2irn<a ti Styo n.axicmcEEN
• • • • • •
Ir
§ M § § 9 8 0
I
I
E
W
r-+
m
E
cccc
CD'_
E�n�
m�
c�
N
0
Q C
E
U
�
L
'O O
N
"
N
aCN
chNO
C.N
�.
E��,
N
N
cv
E`OA
0 =
003
�'p
p
m
LO
E
a(Dc�oa
N
Z
U N 0
t`a
aro
E
rnU
U
•
•
cr
•
•
U
Q
I
I
E
0
W
>% .,..
m
E
cccc
`c
E E
a�io.5
Q C
U
cu
>+ o
4)
N
aCN
,p
�.
E��,
N
;
0 =
003
�'p
O
a)
E
m
N
Z
U N 0
a?
•
•
U
Q
0
T
T
v
I`T
W
T
f,0
M
Co
M
r -
Co
0)
T
Co
w
CO
O
w
N
M
c0
CO
w
N
4)
N
CA
O
Co
N
O
r
Ln
T
O)
LO
M
O
CA
®
Cs
T
N
T
N
N
N
T
Cs
T'
T
e"
e►
Q
U) N M 1� 0) N O Lc v W) co
M
T
N
':t
T
Ln
N
T
T
M
T
N
M
�+
�
d
m
N
R
0 0 0 0er
O O O O O C0 9 CO Lf) O
O
Q
O
OM
O
O
O
N_
T
CO
O
CO
V
O
T
O
O)
�t
CO
O
M
LA
t.
d'
O
LCj
t=
U)
C7
t
O
00
4T
O�
N
COO
CO O
N
N
M
D
O
T
R)
d
U
U
JIle
U_
0
0
E
U
U
4
(D
E
E
Lti
U
o
t
t
N
2
E
E
Z
_
Q�.
Vo
o
o
-'o
co
0
o
0
s���
E
E�
_
c
c
N
z
c°n
�
=
o
°w'
CL
c'u
>
EES
>
:�?__
3
4E
c
°°
E_
+°
o
0°
c
"�
E
E
o
a`
Z
:
d
C
T
TO
=
=
E
N
rr
►+
L
a
L
c i
°
t.
°
U
=
f�
fn
3
cB
�
c
E
>+
�
d
CU
0
�
aC
W
CO
N
v
0
o
w
>
>
>
CCS
>
Ctl
>
Cc
>
3
c
12
1c�(D>>>>D�n
az
T
T
vw
E
U)
N
r
c
o
(D
cca
ai''
CL
E
N
j
E
0
c
�,
ca
A)
c
M
2
(D
1-
_
V
ow
1(10-
n
0
cn
3
co
C
a�
pp
g
a
E
�'
a
U
a
(Cp
V
o-
a
0
q
m Co
�'
c
L
(D
o
_
`~
q
CU
m,
o
o
o ;
c a
_,
C
_'
� (D
:c...,
CLW
�
�
.0
a
c
a
ay
tM
cai Nu
E
c
o
E
v
v
Zo
o
oMo
>
_
X
n;
�
A
A
O
C
O
U
N
r
CL
V
C
tL
U �
a�
E Q (1)o m
UU 0 C U�U O
o :3CL c CL
O)c y QO W m
C pC6 � O
0� C.p UOC aS
v o" o .>,E= o
c sC c aEc
CL •Eco
0 m L C•C N 8 ccc'y t
m cc
C 'a v
>,
E� °ccE rn
%I.. q... CM co O ' fl. N
o'c. �mE a (D-aL CL
4) O V� N 0 3 -° 0-
12)
a� Ucaa ° Emaa) N
cc cn'N o Ep v c z
U ILO_�. >, U �,, a) w+
V_ CL mts
°'a' pc cn `aQLw E
M.- L.: CC Q. Vic° rn
�.o�o 0Mo' ca
E
E O >>,c E
ow 3�. a� o wm� E
O.= U1Cc F 3Nt
oUHca p cucnrn
I
ci°'vcry
m c
CO U•—U mp
NU NSU U �2.w z
.E�U'o_CLO m >c
U) U) U C. �, C O
�a
m�X �E'a E �E•,oc-r c�
ca• M=10 = U o `o. ca
ago CD
m ca �+- o ��
a;c`om Noy' U E—CU
�H� Yac H MIM
2a
m
y.Cr=N
a) cu ._
�yc
30 CU
OcD E
Cc c�a
m:o
�
(D0
aom
:3E
Q
U U U
m >, cc
E15;:R
C
O (cc)
4r L r
U vO .p
4- U C
Em -
r
Mm
cn 0O
O U) 0
cnY c
Co O
yf�GN
� 'a o-
4 .°c 8
0
0
L
U
oa0
CLC
m U
O
N
O aj
�a
a) °qj
cc
ao
Eo
cc 0
cn 0
O.Z
"O' v
rN
CO U
>�.T
C U
Oy
me)
CL CD
m a)
N m
>,u
c 0
t0 C
L.
%
mw
J
•
M
C A _
lQ E yU % Z W aT Y 20 A o
CL CjW�C���Emc �EeaWic aE mca� 9a°t3a�i. py�'�t�8
5� W r p . LL W S M o d G p� 9� { N 3 C d C
U� o cti qry� 0 pp�101' o vi cod m c� m E T10 STe i Ov �£.to o c
yCTpi M d l d R •1p a C C z.:M 2 L
N N •C d .L W «R3 g N O fii !6 G7 - 3 N is l6 N 49m LI) t o TL L�
e � (c0�i ( n E �v m 3i w$w � g' �r� 0)
�i (� n a �a R a-5.mm Qa�1u WSd'S CN�pRUN o 3 P ' 0 3 CL. (o o� ad a
H
c
0
�J
V
J
V
N
Q
V
/CL
V)
m
�v
5 MOB
d d
Q
co4.
`1 a
w
0
0
O
vii
0
t
O
CL R„
E=
c
�
tl--
O
O M
N
cc
O
U
O_
ai o
0
0
0 -o
E ca
c
c U
CL
�"N
O
3
Lc O
Q—
O
O L
N
c Mn
E
0
V L
O 2
N
Fn
�+ C
(C
.0
aN
aCc
O
p
>1
t
C
4- Q
CL
O
E
U
fl.
-0
'O O
E
to
�O
U CU
+�
E .3
CL t
0
0 �
C N
A
L Qcc
Qr0+
'
`° o
E
s
N``
.Lr
^O
-0vv0io
c�
(0
Q
C N
fl.
D-
Q
HCCcc8
Yv A
a
c
:° :° o
CL CL 0
M t
GJ O cc
� � U
O O
E E E
N M =
o O
C C Z
2
3 3 0
N N o
$ N
O � �
N N
cc
>+ E
X
E E °
a
O O •c
CL a
Q Q �
A A
U
•
)eawd *n0elnwno
0 0 0 0 0 0 0 0 0 0 24
0 0 0 0 0 0 0 0 0 0 0
or ao n fo v' a �n N o
:- 91.•6
99•z
L
99z
ez
9zz
�•z
9l e
E
� O
96l
i
Z3
901 s
90 l
ONE
Me 9L•0
-9'0
r 96'0
6'o
94'0
V V l7 {+l N N
luv1e1OA4d W Y
OI
?
LO
I
B
I�
CU
C)
LO
3"-
mNy
V+�
CMD
O
CN
c
0
>+
N
E
C
a
cOA
tII d.
C
coEE�
Q
NE
O 0
C= N'X
N
�
O
ci
cc
m
Q
LO
>+ U
QC
O O
O
N
+-'
O
C
0
O
L
O
D L_`
\Ua
3��ca
N
A
to
t
�C
_
.a
n
o
a�
°�
Q.O .a- 0
a�
•O
0
U
s
E
O
E
A E 'tN
0 =
�ccc0-
N) O�
o
c
•-
�
���
�«. E (D
c
o.
a
d,
r.
c
cn
EUc
Co c
C O� 5
O
O
M
C
(DO
N
O`er O.
a
N 'a a
� E E
O
ti
to
ti
0)
>
Co
U
CN
cao �
CL = 0
cu2oAA=AA
c0
O
p
Cl) Z
N(
� _
OI
I
I�
LO
9
CMD
N
N
NT
CO)
v
N
�
O
v
y
ED)
L
N) O�
0
�
pl
N
to
�
N�
OMD
M
O
co
N
m
c0
O
p
N(
N
�
Z
V
c
N:
V
�
m
Q
c
a
N
cc
R
M
a
o.
+a
C
a
cry
NN
v
y
UCOmm
C
a�
M
'C
m
C
•.VU
CsUU
cEgm
CD
E
E
Cmc
C
2
c�
0
0
O
O
d
0
G
L\
Q]
O
O
C
�o
N
v
C
+-'c
CJ
LL
N
wt
c0
N
��
cD
O�
N
N
OIA
N
N
LL.
H
U.
Z
Ll
cS
J+
CL
0
.y
M
♦�
co
CL >
Vi N
CDOO
C �I
M_z
CL
R N
.v 0
O
O
N
O
O
d
O
CO
O
d O
Ocu
C
.-
Lu
L
N�
a
i
Mmocuo2
N
v0C'
N
c CA
10
�C
O
O
S
0
C
O
O
N
O
CO
N
+-
O
co
+'C+
L C
V
0
O
V
y .O
X
O
>,
O
0
O
Q
E
U
O
O t
•0
E
°
C
..-
co CL
m
0
0
0
O
0
>
>
�
0
CN
"
m
=*''M
U
O
°
0
to
0E
a
LO O
NE
O
a)
O
,�
00E
°
(D
.CL
LD
8
cu
4
( m
ccC
0L0Ea
v—
m ca
8
0
O
YJ
O
O
d
O
CO
O
d O
cvCL
C
.-
Lu
L
N�
i
^
N
0 M
N
c CA
10
O
«°
CL
V
O
d O
>,
C
.-
Lu
L
N�
a
E
In LL
0 M
N
c CA
10
O
O
S
0
m
r
U
O
0
a
E
MU
>'
v
x
c
V
C
0
co 'C
SCR
fA
`
.0
V
(
0
w
?,
t
N
CLm
O=OH
L,
0
0
0
0
8
a
t4
U
m0.
acaa.•`o0ca
0
X
>E
ai
,�
E w
°
(D
ca
m
8
'=-
4
( m
m
•
'.7
�O
M
u
CD
«°
CL
V
a c
g
d O
>,
.�
E
CL
U-8,
LyH
a
E
In LL
0 M
N
c CA
10
O
0
O
r
U
O
cc
*'
a)
E
>'
w-
Ow -
Q"�0
O
.0
C Cc
C
CL
d'
OC
N
CLm
O=OH
0
a)
E
L
8
O
C Cl
C
acaa.•`o0ca
0
ca
0
0
=
aa)
0
( m
O
fa
O
O
a) a)
... 0
m
...
N
(D
O
C',
>
3ov°a0
p. is
—
_
U
a m
A 'D
mw.0m=a0
'.7
�O
M
u
CD
«°
CL
a c
g
.�
E
CL
U-8,
LyH
In LL
C
•—
mE
m
c CA
10
CO L
0=
r
C O
CL
O m
O O E 6
G �U
CL..
0 O
ZN
O
w Q
O N
O m
V
ca
�M
(n CL
-O °O
O ca •� L
cr E
. •L..
= 00..
=•�caE
•
F F
0
t0 4D m co c�7 M
u3�ug&ug
M � V7 Vl
poeds aoWo
ueiolsA4d-uoN
0
w �
n
'c o
v
35 a
E
U pp
W O
co
E b
6
Cl)
w
Ln
Is E
m
La
Ula
sg�
y �
w 1
C4
a. TL
m m < o
rU
ccc
O
C? U C .0.
��E a�
o� �, (DCL E� Nr
mE *' Cca�i EEMo
E
.o Eo... cuQO�
«, ccu OaE>
20 m m y o o c
+� N 0 L (D C X �� V�
Z N O. N 0 cc O
to 0-0 N O C' to .Q ,C O W
c� c*C 0) 0 N
O E N N` 0 0 O
3 N N N U C t7 '� X
> c _� cII O N O 0 0 c 0
ca N� E`Q�N
� cC p r + �p CD � O
Cl O 'C Ql
4) 0 CL°� a
i o O ca
0 i
a_t« a
� ao> O t
a . C >%"
(DCL (Dxa
mMCDMC
c� Eawcacam-00 rn�'
c E Ec ("D co
uoi��ccc °�v�cai
ra j O rn 4) rn 0 .cFC N c Qt� O o >
o. cn .c c c -o °c. 'o (nc .fl ai
`f '= o� 0c 0cccc?E >�oL
co CL a� c c`o c 0 m
o 'v� EE NO�-cc caxm ?
0 Cc _ o a V
4ON O E c 0
O U cn > = CD ai
't L A A so y_ t c'c cg
°o, = v) U 0cc
E •
C
p yG 'C 0 0 E a)
cm C
41 cmL O
0 c MCL ao w? �� a a
D E
.L s
E U) s car 0
N
•Q U te, C
cu .4?
C= H 'O +, 0O y C O
0 a L r p. > a' 0 0
_ � 0 Q
N
E 0
_ _ �..
r0+ 'p �( V cc 3 3 0 �, C
0C 0 0�0 •0 C0) `pCD O
dCCL_ CL O,C EN O.
to >ccc
0 m E— oc �c
++
Q, o Cr N c.)0
°.) . cn E c
a' .p co °E E
+' � 0.0 0 Z E Z 60 ; m
� E 0 E a) H aa) cn r ca cc�
O ami ,aoa m = vi > °
° m ca
x C O O C t� O. C O
An 0p C O >
�c o'er °cc°a R� �3o Ea coir
c� 2 ° �, a v N ° v° x Q
�- .cm c d W ,E 'ate rn� ca w E
cn 0 V a 0 d +• cm cc '8 O
4 CCV = C� c fl. N 0
0
14 0 a)COL CO' C
V Ct 00 CC A A A
C/)._ ... F— ._ cn c F— a
E
a
40
Y
ao
v
Q.
CL
El
E.
CD
•CD
co
O
CL
O
V
N
CD
N
Cl)
O
C
O
//�/
YI
A♦
2 ,0
//i�ce O
VI V
O L
4
G
L �
CL N U_
E �_ L
Q D -
co o cm
L O
aQ
co
CU
C
® a..O
• O U
N
Di
9
19
9
19
9
gyDi
all
a
M
M
m.�5 p
N
y�
N
^NT
M
eaN,;
N
73
a
N r
$m
+
pl.,!
.
&N
W
W
a
]IJayaNp
C1 xa�
ae
�g�ypg
WV
V
U
tll
j
O
o
j
yy
uu
K'
a
tea$
e
C
a
a
M
Y
Ot
d
C
G d
al
Ml
N
N
N
�G
N
e
w
an
m
9
9
RM
C`
i
a
a
Y
W
l
W
N